HomeMy WebLinkAbout2023-04-25 Planning PACKET
Planning CommissionAgenda
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April25,2023
AGENDA
I.CALL TO ORDER: 7:00 p.m., Civic Center Council Chambers, 1175 E. Main Street
II.ANNOUNCEMENTS
III.PUBLIC FORUM
Note: If you wish to discuss an agenda item, please contact PC-public-
testimony@ashland.or.us by April 25, 2023, 10 a.m. to register to participate electronically. To
speak to an agenda item in person you must fill out a speaker request form at the meeting
and will then be recognized by the Chair to provide your public testimony. Written testimony
can be submitted in advance or in person at the meeting. If you are interested in watching
the meeting via Zoom, please utilize the following link: https://zoom.us/j/97445263375
IV.TYPE II PUBLIC HEARINGS
PLANNING ACTION: PA-T2-2023-00040
SUBJECT PROPERTY: 1111 Granite Street
OWNER: City of Ashland
DESCRIPTION: A request for Site Design Review and Conditional Use Permit approvals
to construct a new water treatment plant (WTP) for the 80-acre city-owned property at 1111
Granite Street. The application also includes: Exceptions to the Site Design Development &
Design Standards with regard to bicycle parking, pedestrian access and circulation, plant
sizes, street trees, irrigation system design standards, fences and walls and open space;
Exceptions to the Street Design Standards; Physical & Environmental Constraints Review
Permits for Hillside Lands with Severe Constraints and Floodplain Lands, Exceptions to the
Development Standards for Hillside Lands, and a Limited Use Permit to construct a new road
crossing over Ashland Creek at Horn Creek Road to provide access to the WTP; a Variance to
̄˸˵ ˧ˢ ̊˿˾˵Ͻ̃ ˃˅ʽ˶˿˿̄ ˽˱̈˹˽̅˽ ˲̅˹˼˴˹˾˷ ˸˵˹˷˸̄ ̄˿ ˱˼˼˿̇ ˱ ˄ˈʽ˶˿˿̄ ̃̄̂̅˳̄̅̂˵ˋ ˱˾˴ ˱ ˤ̂˵˵
Removal Permit to remove 99 trees within the proposed building envelopes, roads, paved
surfaces, and areas to be graded. Trees to be removed will be mitigated on a one-for-one
basis, and the remaining 848 trees on the lot will not be impacted. COMPREHENSIVE PLAN
DESIGNATION: WR-20; ZONING: Woodland Residential; MAP: 39 1E 17; TAX LOT: 600
V.ADJOURNMENT:
Next Meeting Date: May 9, 2023
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email
planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility
to the meeting (28 CFR 35.102-35.104 ADA Title 1).
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PLANNING ACTION: PA-T2-2023-00040
SUBJECT PROPERTY: 1111 Granite Street
APPLICANT: City of Ashland, Public Works Department
OWNER: City of Ashland
DESCRIPTION: A request for Site Design Review and Conditional Use Permit approvals to construct a new water
treatment plant (WTP) for the 80-acre city-owned property at 1111 Granite Street. The application also includes: Exceptions
to the Site Design Development & Design Standards with regard to bicycle parking, pedestrian access and circulation, plant
sizes, street trees, irrigation system design standards, fences and walls and open space; Exceptions to the Street Design
Standards; Physical & Environmental Constraints Review Permits for Hillside Lands with Severe Constraints and Floodplain
Lands, Exceptions to the Development Standards for Hillside Lands, and a Limited Use Permit to construct a new road
crossing over Ashland Creek at Horn Creek Road to provide access to the WTP; a Variance to the WR zone’s 35-foot
maximum building height to allow a 48-foot structure; and a Tree Removal Permit to remove 99 trees within the proposed
building envelopes, roads, paved surfaces, and areas to be graded. Trees to be removed will be mitigated on a one-for-one
basis, and the remaining 848 trees on the lot will not be impacted. COMPREHENSIVE PLAN DESIGNATION: WR-20;
ZONING: Woodland Residential; MAP: 39 1E 17; TAX LOT: 600
ASHLAND PLANNING COMMISSION MEETING: Tuesday, April 25, 2023 at 7:00 PM, Ashland Civic Center,
1175 East Main Street
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SITE DESIGN AND USE STANDARDS
18.5.2.050
The following criteria shall be used to approve or deny an application:
A. The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and
Underlying Zone:
yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable
standards.
B. The proposal complies with applicable overlay zone requirements (part 18.3).
Overlay Zones:
C. The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as
Site Development and Design Standards:
provided by subsection E, below.
D. The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water,
City Facilities:
sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject
property.
The approval authority may approve exceptions to the Site Development and Design
Exception to the Site Development and Design Standards:
E.
Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist.
1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect
of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and
approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum
which would alleviate the difficulty.; or
2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves
the stated purpose of the Site Development and Design Standards.
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CONDITIONAL USE PERMITS (See https://ashland.municipal.codes/LandUse/18.5.4.050)
A Conditional Use Permit shall be granted if the approval authority finds that the application meets all of the following criteria, or can be made to conform through
the imposition of conditions.
1. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be located, and in
conformance with relevant Comprehensive plan policies that are not implemented by any City, State, or Federal law or program.
2. That adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the development,
and adequate transportation can and will be provided to the subject property.
3. That the conditional use will have no greater adverse material effect on the livability of the impact area when compared to the development
of the subject lot with the target use of the zone, pursuant with subsection 18.5.4.050.A.5, below. When evaluating the effect of the proposed
use on the impact area, the following factors of livability of the impact area shall be considered in relation to the target use of the zone.
a. Similarity in scale, bulk, and coverage.
b. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial
regardless of capacity of facilities.
c. Architectural compatibility with the impact area.
d. Air quality, including the generation of dust, odors, or other environmental pollutants.
e. Generation of noise, light, and glare.
f. The development of adjacent properties as envisioned in the Comprehensive Plan.
g. Other factors found to be relevant by the approval authority for review of the proposed use.
4. A conditional use permit shall not allow a use that is prohibited or one that is not permitted pursuant to this ordinance.
5. For the purposes of reviewing conditional use permit applications for conformity with the approval criteria of this subsection, the target uses
of each zone are as follows.
a. Residential use complying with all ordinance requirements, developed at the density permitted by chapter 18.2.5
WR and RR.
Standards for Residential Zones.
b.. Residential use complying with all ordinance requirements, developed at the density permitted by chapter 18.2.5 Standards
R-1
for Residential Zones.
c. R-2 and R-3. Residential use complying with all ordinance requirements, developed at the density permitted by chapter 18.2.5
Standards for Residential Zones.
d.. The general retail commercial uses listed in chapter 18.2.2 Base Zones and Allowed Uses, developed at an intensity of 0.35
C-1
floor to area ratio, complying with all ordinance requirements; and within the Detailed Site Review overlay, at an intensity of 0.50
floor to area ratio, complying with all ordinance requirements.
e.. The general retail commercial uses listed in chapter 18.2.2 Base Zones and Allowed Uses, developed at an intensity of
C-1-D
1.00 gross floor to area ratio, complying with all ordinance requirements.
f.. The general office uses listed in chapter 18.2.2 Base Zones and Allowed Uses, developed at an intensity of 0.35 floor to area
E-1
ratio, complying with all ordinance requirements; and within the Detailed Site Review overlay, at an intensity of 0.50 floor to area
ratio, complying with all ordinance requirements.
g.. The general light industrial uses listed in chapter 18.2.2 Base Zones and Allowed Uses, complying with all ordinance
M-1
requirements.
h. The general light industrial uses listed in chapter 18.3.2 Croman Mill District, developed at an intensity of 0.50 gross floor
CM-C1.
dinance requirements.
to area ratio, complying with all or
i.. The general office uses listed in chapter 18.3.2 Croman Mill District, developed at an intensity of 0.60 gross
CM-OE and CM-MU
floor to area, complying with all ordinance requirements.
k.The retail commercial uses listed in chapter 18.3.2 Croman Mill District, developed at an intensity of 0.60 gross floor to
CM-NC.
area ratio, complying with all ordinance requirements.
l. The permitted uses listed in chapters 18.3.3 Health Care Services, 18.3.5 North Mountain Neighborhood, and
HC, NM, and SOU.
18.3.6 Southern Oregon University District, respectively, complying with all ordinance requirements.
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VARIANCE
18.5.5.050
1. The variance is necessary because the subject code provision does not account for special or unique physical circumstances of the subject site, such as
topography, natural features, adjacent development, or similar circumstances. A legal lot determination may be sufficient evidence of a hardship for
purposes of approving a variance.
2. The variance is the minimum necessary to address the special or unique physical circumstances related to the subject site.
3. The proposal’s benefits will be greater than any negative impacts on the development of the adjacent uses and will further the purpose and intent of this
ordinance and the Comprehensive Plan of the City.
4. The need for the variance is not self-imposed by the applicant or property owner. For example, the variance request does not arise as result of a property
line adjustment or land division approval previously granted to the applicant.
PHYSICAL & ENVIRONMENTAL CONSTRAINTS
18.3.10.050
An application for a Physical Constraints Review Permit is subject to the Type I procedure in section 18.5.1.050 and shall be approved if the proposal meets all
of the following criteria.
A.Through the application of the development standards of this chapter, the potential impacts to the property and nearby areas have been considered, and
adverse impacts have been minimized.
B.That the applicant has considered the potential hazards that the development may create and implemented measures to mitigate the potential hazards
caused by the development.
C.That the applicant has taken all reasonable steps to reduce the adverse impact on the environment. Irreversible actions shall be considered more
seriously than reversible actions. The Staff Advisor or Planning Commission shall consider the existing development of the surrounding area, and the
maximum development permitted by this ordinance.
EXCEPTION TO THE DEVELOPMENT STANDARDS FOR HILLSIDE LANDS
18.3.10.090.H
An exception under this section is not subject to the variance requirements of chapter 18.5.5 Variances. An application for an exception is
subject to the Type I procedure in section 18.5.1.050 and may be granted with respect to the development standards for Hillside Lands if
the proposal meets all of the following criteria.
1. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a unique or unusual aspect of the site or proposed use of the
site.
2. The exception will result in equal or greater protection of the resources protected under this chapter.
3. The exception is the minimum necessary to alleviate the difficulty.
4. The exception is consistent with the stated Purpose and Intent of chapter 18.3.10 Physical and Environmental Constraints Overlay chapter and section
18.3.10.090 Development Standards for Hillside Lands.
LIMITED ACTIVITIES & USES PERMIT (AMC 18.3.11.060.D)
All Limited Activities and Uses described in section 18.3.11.060 shall be subject to a Type I procedure in section 18.5.1.050. An application for a Limited Activities
and Uses Permit shall be approved if the proposal meets all of the following criteria.
1. All activities shall be located as far away from streams and wetlands as practicable, designed to minimize intrusion into the Water Resources Protection
Zone and disturb as little of the surface area of the Water Resource Protection Zone as practicable.
2. The proposed activity shall be designed, located and constructed to minimize excavation, grading, area of impervious surfaces, loss of native
vegetation, erosion, and other adverse impacts on Water Resources.
3. On stream beds or banks within the bank full stage, in wetlands, and on slopes of 25 percent or greater in a Water Resource Protection Zone,
excavation, grading, installation of impervious surfaces, and removal of native vegetation shall be avoided except where no practicable alternative
exists, or where necessary to construct public facilities or to ensure slope stability.
4. Water, storm drain, and sewer systems shall be designed, located and constructed to avoid exposure to floodwaters, and to avoid accidental discharges
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to streams and wetlands.
5. Stream channel repair and enhancement, riparian habitat restoration and enhancement, and wetland restoration and enhancement will be restored
through the implementation of a mitigation plan prepared in accordance with the standards and requirements in section 18.3.11.110 Mitigation
Requirements.
6. Long term conservation, management and maintenance of the Water Resource Protection Zone shall be ensured through preparation and recordation
of a management plan as described in subsection 18.3.11.110.C, except a management plan is not required for residentially zoned lots occupied only
by a single-family dwelling and accessory structures.
EXCEPTION TO STREET STANDARDS
18.4.6.020.B.1
Exception to the Street Design Standards. The approval authority may approve exceptions to the standards section in 18.4.6.040 Street Design Standards if all
of the following circumstances are found to exist.
a. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a unique or unusual aspect of the site or proposed use of the
site.
b. The exception will result in equal or superior transportation facilities and connectivity considering the following factors where applicable.
i. For transit facilities and related improvements, access, wait time, and ride experience.
ii. For bicycle facilities, feeling of safety, quality of experience (i.e., comfort level of bicycling along the roadway), and frequency of conflicts with vehicle
cross traffic.
iii. For pedestrian facilities, feeling of safety, quality of experience (i.e., comfort level of walking along roadway), and ability to safety and efficiency
crossing roadway.
c. The exception is the minimum necessary to alleviate the difficulty.
d. The exception is consistent with the Purpose and Intent of the Street Standards in subsection 18.4.6.040.A.
TREE REMOVAL PERMIT (AMC 18.5.7.040.B)
1.A Hazard Tree Removal Permit shall be granted if the approval authority finds that the application meets all of the following criteria, or
Hazard Tree.
can be made to conform through the imposition of conditions.
a. The applicant must demonstrate that the condition or location of the tree presents a clear public safety hazard (i.e., likely to fall and injure
persons or property) or a foreseeable danger of property damage to an existing structure or facility, and such hazard or danger cannot
reasonably be alleviated by treatment, relocation, or pruning. See definition of hazard tree in part 18.6.
b. The City may require the applicant to mitigate for the removal of each hazard tree pursuant to section 18.5.7.050. Such mitigation
requirements shall be a condition of approval of the permit.
A Tree Removal Permit for a tree that is not a hazard shall be granted if the approval authority finds that the application
2.
Tree That is Not a Hazard.
meets all of the following criteria, or can be made to conform through the imposition of conditions.
a. The tree is proposed for removal in order to permit the application to be consistent with other applicable Land Use Ordinance requirements
and standards, including but not limited to applicable Site Development and Design Standards in part 18.4 and Physical and Environmental
Constraints in part 18.10.
b. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of adjacent trees,
or existing windbreaks.
c. Removal of the tree will not have a significant negative impact on the tree densities, sizes, canopies, and species diversity within 200 feet of
the subject property. The City shall grant an exception to this criterion when alternatives to the tree removal have been considered and no
reasonable alternative exists to allow the property to be used as permitted in the zone.
d. Nothing in this section shall require that the residential density to be reduced below the permitted density allowed by the zone. In making
this determination, the City may consider alternative site plans or placement of structures of alternate landscaping designs that would lessen
the impact on trees, so long as the alternatives continue to comply with the other provisions of this ordinance.
e. The City shall require the applicant to mitigate for the removal of each tree granted approval pursuant to section 18.5.7.050. Such mitigation
requirements shall be a condition of approval of the permit.
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New Water Treatment Plant
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New Water Treatment Plant
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New Water Treatment Plant
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PLANNING ACTION:
OWNER/APPLICANT:
LOCATION:
COMPREHENSIVE PLAN DESIGNATION:
120-DAY TIME LIMIT:
ORDINANCE REFERENCES:
REQUEST:
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A. Background - History of Application
B. Detailed Description of the Site and Proposal
A.Site Design Review
The Comprehensive Water Plan also studied the efficiency of the CityÓs
water distribution system. It was found that this system is in need of
upgrading and improvement. At present, 28 percent of the water released
from the water treatment plant is lost throughout the distribution system. A
normal system in good condition can expect 10 percent system losses.
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Overall, the CityÓs water system is in need of improvement to adequately
supply the residents in the years to come. Improvements will be costly and
large capital expenditures should be planned for as part of the CityÓs
overall Capital Improvement Program.Ñ
To provide sufficient water supply
for Ashland residents#17) The City should
further study the construction of a new impoundment on Ashland Creek at the Winburn
site to augment the CityÓs storage capacity in the watershed. #18) The City should
prioritize and implement needed water system improvements, as identified by the City
Water Plan, as part of the CityÓs overall Capital Improvement Plan.
S ee applicantÓs Appendix A, Sheet 000C002, Overall Site Layout Plan
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Total Page Number: 17
See
Appendix G, Sheet 001L601 for a list and quantity of proposed species
See applicantÓs Appendix G for the Landscape Plan
See applicantÓs Appendi x F for the Management Plan
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Total Page Number: 18
See applicantÓs
Appendix A, Sheets 001C101-001C103 for Horn Creek Road and Granite Street
details
See
applicantÓs Appendix A, Sheets 002C101-002C503 for the piping plans
See applicantÓs
Appendix A, Sheets 001C202-001C207 and Sheets 002C519-002C523 for the
Stormwater Plan
See applicantÓs Appendix A,
Sheet 004E101 for the overall electrical site plan and Sheets 000E001-000E704,
100E101-100E604, 300E101-300E611, 400E101, 500E101, and 600E101-
600E603 for electrical details
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Total Page Number: 19
B.Exceptions to the Site Development & Design Standards
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Total Page Number: 20
See Appendix G for the Landscape Plan).
See applicantÓs Appendix A, Sheet 001C503
fences and walls exceeding the
height requirements of this section shall meet yard requirements
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Total Page Number: 21
C.Exceptions to the Street Design Standards
\[See
Appendix G for the Landscape Plan.\]
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Total Page Number: 22
D.Conditional Use Permit
See applicantÓs Appendix A, Sheets
001C202-001C207 for the Stormwater Plan, 004E100-004E104 for the Electrical
Plan, and Sheets 002C101-002C503 for the Piping Plan
E.Physical & Environmental Constraints Review Permits
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Total Page Number: 23
See applicantÓs Appendix I for the Physical and Environmental Constraints
Overlay Site Plan and proposed impacts to each overlay zone
See applicant Ós
Figure 1 of Appendix I Ò Physical Constraints Review Plan Ó for details of work proposed
within floodplain corridor lands
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Total Page Number: 24
See applicantÓs Appendix C for the Geotechnical Report and Appendix D
for the Addendum
See applicantÓs
Appendix A, Sheet 001C503
(See applicantÓs Appendix G for the Landscape Plan
See applicantÓs Appendix G, Sheet 001L601
See applicantÓs
Appendix A, Sheets 001C202-001C207 for the Stormwater Plan, 004E100-004E104
for the Electrical Plan, and Sheets 002C101-002C503 for the Piping Plan, Appendix
C for the Geotechnical Report, and Appendix D for the Geotechnical Addendum
See applicantÓs Appendix F for th e
Management Plan, and S Specification Section 32 92 00ÒSeeding, Sodding, and
LandscapingÓ for maintenance details
(See applicantÓs
Appendix A, Sheets 001C202-001C207 for the Stormwater Plan, Sheets 002C519-
002C523 for Stormwater Details, and Appendix H for the Stormwater Report).
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Total Page Number: 25
See
applicantÓs Appendix G for the Landscape Plan
See applicantÓs
Appendix G, Sheet 001L501 for the tree protection details, and Appendix G, Sheets
001C111A-B for the trees identified to be removed
See applicantÓs Appendix G Ò Landscape Plan Ó
See
applicantÓs Appendix F for the Management Plan
See applicant Ós response to
Variance criteria elsewhere in this document
See applicantÓs Appendix A, Sheets 000A001-
000A012, Sheets 100A101-100A301, Sheets 300A103-300A401, and Sheets 600A101-
600A301 for Architectural Details
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Total Page Number: 26
F.Exceptions to the Development Standards for Hillside Lands
See applicantÓs
Appendix A, Sheets 001C108-001C010 for the Grading Plan
See applicantÓs Appendix A, Sheets
000C004-000C010 for the erosion and sediment control plan
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Total Page Number: 27
See applicantÓs Appendix A, Sheets 001C108-001C010 for the
Grading Plan and Figure 4 of Appendix I Ò Physical Constrains Review Plan Ó
for the Slope Analysis
See applicantÓs Appendix A, Sheet 001C503
See applicantÓs
Appendix A, Sheets 001C008-001C010 for the Grading Plan and Sheets
000C004-000C010 for the Erosion and Sediment Control Plan.
See
applicantÓs Appendix G for the Landscape Plan
See applicantÓs Appendix G for the Landscape Plan
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Total Page Number: 28
See applicantÓs Appendix
C for the Geotechnical Engineering Report and Appendix D for the Geotechnical
Engineering Report Addendum
See
applicantÓs Appendix A, Sheets 000C101-000C106 and Sheets 001C300-001C303 for
the culvert work
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Total Page Number: 29
See applicantÓs Appendix L for the Fire Prevention and Control
Plan
See applicantÓs Specification Section 21 05 00 ÒFire Protection
SystemsÓ
G.Limited Activities & Uses Permit
See applicantÓs A ppendix A, Sheets 000C101-000C106 and Sheets
001C300-001C303 for the work within the WRPZ, and see applicantÓs Appendix G for
the Landscape Plan
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Total Page Number: 30
See applicantÓs Appendix J for
the Water Resources Protection Zone Plan
See applicantÓs
Appendix A, Sheet 001C101 for details on utilities crossing the creek
See applicantÓs Appendix E for
the Mitigation Plan
See
applicantÓs Appendix F for the Management Plan
The Comprehensive Water Plan also studied the efficiency of the CityÓs
water distribution system. It was found that this system is in need of
upgrading and improvement. At present, 28 percent of the water released
from the water treatment plant is lost throughout the distribution system. A
normal system in good condition can expect 10 percent system losses.
Overall, the CityÓs water system is in need of improvement to adequately
supply the residents in the years to come. Improvements will be costly and
large capital expenditures should be planned for as part of the CityÓs
overall Capital Improvement Program.Ñ
To provide sufficient water supply
for Ashland residents#17) The City
should further study the construction of a new impoundment on Ashland Creek at the
Planning Action PA-T3-2022-00004 Ashland Planning Division – Staff Report.dds
Applicant: Casita Developments/Zare - Grand Terrace Page 17 of 28
Total Page Number: 31
Winburn site to augment the C ityÓs storage capacity in the watershed.Ñ#18) The
City should prioritize and implement needed water system improvements, as identified
by the City Water Plan, as part of the C ityÓs overall Capital Improvement Plan.Ñ
H.Variance
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Total Page Number: 32
I.Tree Removal
See applicantÓs Appendix G for the Landscape
Plan showing tree removal, protection, and proposed plantings
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a. The tree is proposed for removal in order to permit the application to be consistent
with other applicable Land Use Ordinance requirements and standards, including
but not limited to applicable Site Development and Design Standards in
part18.4 and Physical and Environmental Constraints in part 18.3.10.
b. Removal of the tree will not have a significant negative impact on erosion, soil
stability, flow of surface waters, protection of adjacent trees, or existing
windbreaks.
c. Removal of the tree will not have a significant negative impact on the tree densities,
sizes, canopies, and species diversity within 200 feet of the subject property. The
City shall grant an exception to this criterion when alternatives to the tree removal
have been considered and no reasonable alternative exists to allow the property to
be used as permitted in the zone.
d. Nothing in this section shall require that the residential density to be reduced below
the permitted density allowed by the zone. In making this determination, the City
may consider alternative site plans or placement of structures of alternate
landscaping designs that would lessen the impact on trees, so long as the
alternatives continue to comply with the other provisions of this ordinance.
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Ashland, OR
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Amelanchier alnifolia
Crataegus douglasii
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18.4.7 Signs
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18.4.8 Solar Access
18.4.8.020.A.1
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ELEVATION
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